3622 N Missouri Ave · Peoria, IL 61603

$84,900

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 19 Days on market

Built 1931 $118/sqft · 31% above area Est $88k · at est.

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +9.0/15.0
• 1% rule +7.6/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming & full of potential, this 2 bedroom, 1 bath bungalow sits on 3 lots in the heart of Peoria! From the moment you arrive, you’ll appreciate the inviting oversized front porch the perfect place to relax with your morning coffee or unwind at the end of the day. Inside, beautiful hardwood floors add warmth and character throughout, while fresh paint and newer windows provide a bright, updated feel. The kitchen comes complete with refrigerator and stove. The spacious basement offers endless possibilities with additional room to customize for a family room, workout area, hobby space, or extra storage. Updates include freshly painted 2026, water heater 2024, front exterior and

Key facts

• Garage
• Built 1931
• Listed 19 days

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential zoning; Shingle roof; Built in 1931
• Construction: Crawl space foundation
• Exterior features: Replacement windows; Paved road access; Corner lot with an extra lot

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms (both on main level)
• Flooring: Hardwood in main living areas and bedrooms; Vinyl in kitchen and some basement areas; Other flooring in basement recreation area
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Gas water heater
• Interior features: Refrigerator included; Crawl space and full basement; No fireplaces
• Laundry & utility: Basement laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 5.6% in Peoria — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#270 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+, crime F.
• Peoria SD 150 (urban): math 11% / reading 14% proficiency, ranked #554 of 620 in IL (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Peoria High School (math 4% / reading 7%, grade F, #609 of 693 statewide, top 88%, 1,447 students, 0% FRL) — zoned schools average 0% FRL vs 70% district-wide (70 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.5%/yr); 104 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 73 units permitted in Peoria County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Peoria County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,626 (1.5% below list)

Questions for the listing agent

1. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.26% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.18%
• DSCR: 1.50
• GRM: 6.6

CMA / ARV

• ARV (median comp): $87,813
• List price: $84,900
• Delta: -3.32%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 E Ellington Dr	0.32mi	2/1.0	751 (+4%)	10mo	$95,000	$126	70
507 E Embert Pl	0.18mi	2/1.0	792 (+10%)	8mo	$68,500	$86	69
409 E Embert Pl	0.12mi	2/1.0	796 (+11%)	12mo	$44,000	$55	67
4100 N Illinois Dr	0.58mi	2/1.0	736 (+2%)	5mo	$77,000	$105	65
213 E Lake Ave	0.55mi	2/1.0	676 (-6%)	4mo	$63,000	$93	61
705 E Lake Ave	0.62mi	2/1.0	740 (+3%)	10mo	$95,000	$128	58
515 E Marietta Ave	0.74mi	2/2.0	736 (+2%)	2mo	$104,900	$143	56
2804 N Peoria Ave	0.72mi	2/1.0	768 (+7%)	3mo	$60,000	$78	53
316 E Melbourne Ave	0.55mi	2/1.0	616 (-14%)	1mo	$41,000	$67	49
516 E Maywood Ave	0.63mi	3/1.0 (+1)	768 (+7%)	7mo	$37,500	$49	49
1108 E Hazard Ave	0.72mi	2/1.0	789 (+10%)	8mo	$107,500	$136	44
720 E Moneta Ave	0.73mi	3/1.0 (+1)	814 (+13%)	12mo	$105,000	$129	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.49% rent growth · sell at horizon

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $925
• Equity at exit: $12,659

10-year hold

• IRR: 11.2%
• Equity multiple: 1.90×
• Total profit: $21,340
• Equity at exit: $7,341

Cash invested: $23,772 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 43 Moderately Tenant-Leaning
• State Illinois: 43 Moderately Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Chicago RTLO is among the strongest tenant ordinances in the Midwest; downstate is more landlord-friendly.

Methodology + full state rankings →

ZIP-level market 61603

• Home prices YoY: -31.8%
• Rents YoY: 3.5%
• Active inventory: 104
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,072 high
• Mortgage (P&I): −$445
• Tax from tax record: −$145 /mo · $1,738/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $222

Break-even live

Break-even rent $792

Max offer price $84,900

Occupancy floor 74%

Sensitivity live

Price	-10% $270	-5% $246	+0% $222	+5% $198	+10% $174
Rent	-10% $137	-5% $179	+0% $222	+5% $264	+10% $306
Rate	-1.0pp $264	-0.5pp $243	base $222	+0.5pp $200	+1.0pp $177

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
249 E Oak Cliff Ct Unit 4 Peoria, IL	2.0	1.0	600	$800	$1.33	14d	1	0.66mi
811 E Lake Ave Peoria Heights, IL	2.0	1.0	576	$875	$1.52	14d	1	0.70mi
W Crestwood Dr Peoria, IL	1.0–2.0	1.0	800	$975	$1.22	14d	4	0.81mi
4809 Knoxville Ave Apt 2C Peoria, IL	1.0	1.0	700	$850	$1.21	21d	1	0.95mi
4809 Knoxville Ave Unit 4819 4B, 5A, & 5B Peoria, IL	3.0	2.0	700	$1,800	$2.57	14d	1	0.95mi
4020 N Bryer Pl Peoria, IL	2.0	1.0	720	$1,250	$1.74	21d	1	1.02mi
4914 N Best St Peoria Heights, IL	2.0	1.0	720	$1,200	$1.67	44d	1	1.07mi
905 W Thrush Ave Peoria, IL	2.0	1.0	750	$950	$1.27	21d	1	1.46mi

Listing history 16 events

1. 2026-06-07
   pricestatusdays on market $84,900 Pending 19 DOM
2. 2026-06-03
   days on market $89,900 Active 16 DOM
3. 2026-06-02
   days on market $89,900 Active 15 DOM
4. 2026-06-01
   days on market $89,900 Active 14 DOM
5. 2026-05-31
   days on market $89,900 Active 13 DOM
6. 2026-05-30
   days on market $89,900 Active 12 DOM
7. 2026-05-18
   listed $89,900 Active 1050-char remark
8. 2026-05-07
   historical $89,900 1050-char remark
9. 2021-08-06
   historical
10. 2021-08-06
    historical
11. 2013-11-14
    soldstatus $60,000
12. 2009-08-06
    soldstatus $60,000
13. 2007-10-26
    soldstatus $45,000
14. 2007-10-22
    soldstatus $45,000
15. 2007-04-27
    listed $69,900
16. 1998-10-01
    soldstatus $48,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $1,738 · $145/mo
• Projected year-2 tax: $1,833 · $153/mo
• Expected delta: +$95/yr (+$8/mo · 5.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,866
• − Mortgage interest: −$4,756
• − Property taxes: −$1,738
• − Insurance: −$424
• − Repairs & maintenance: −$1,029
• − Management: −$1,029
• − Depreciation: −$2,470
• Taxable income: $1,419
• Est. tax owed @ 24.0%: −$341
• After-tax cash flow: $2,318/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Peoria SD 150
• NCES district ID: 1731230
• Math proficiency: 11% ▼ -5.00%
• Reading proficiency: 14% ▼ -4.00%
• Median HH income: $41,951
• Composite: 10.92/100
• National rank: #9751
• State rank: #554 of 620 in IL

Livability — Peoria

• Score: 73/100
• State rank: #270
• US rank: #5096

Category grades

Amenities B Commute A+ Cost of living A+ Crime F Employment D+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peoria, IL
• County: Peoria County · 120,495 people
• City population: 114,670
• Metro: Peoria, IL
• Population (ZIP): 15,356
• Household income: $41,618
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 849.0

Population outlook (Peoria County) Hauer SSP2

• Today (2025): 183,007 people
• By 2030: 179,643 · -1.8%
• By 2040: 171,782 · -6.1%
• By 2050: 163,508 · -10.7%
• By 2075: 140,178 · -23.4%
• By 2100: 114,493 · -37.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Black 43% White 36% Two or more races 12% Hispanic / Latino 10% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 6% Tagalog/Filipino 1%

Political lean MEDSL · Peoria

• 2024 margin: Toss-up / Even · D 51.5% · R 46.9% · Other 1.6%
• 2008→2024 swing: -9.2pp toward R · 2008: 13.9pp · 2024: 4.7pp
• All cycles: 2024: D+4.7 2020: D+6.3 2016: D+2.8 2012: D+4.4 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.98%
• Current HPI: 141.5343
• Rent YoY: ▲ 3.49%
• Metro: Peoria, IL
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

Industry mix (Fortune 500 HQ in IL)

Industry	F500 HQs	Revenue
▸Insurance	4	$201B
▸Consumer Goods	4	$87B
▸Industrial Machinery	3	$64B
▸Healthcare	2	$55B
▸Retail / Pharmacy	1	$148B
▸Agriculture / Food	1	$86B

Price history

+76.9% since first listed

12 events — show timeline

• 2026-06-06 Pending — RMLSA as Distributed by MLS Grid
• 2026-06-05 Price Changed $84,900 RMLSA as Distributed by MLS Grid
• 2026-05-18 Listed $89,900 RMLSA as Distributed by MLS Grid
• 2026-05-07 Coming Soon $89,900 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2013-11-14 Sold (Public Records) $60,000 Public Records
• 2009-08-06 Sold (Public Records) $60,000 Public Records
• 2007-10-26 Sold (MLS) $45,000 RMLSA as Distributed by MLS Grid
• 2007-10-22 Sold (Public Records) $45,000 Public Records
• 2007-04-27 Listed $69,900 RMLSA as Distributed by MLS Grid
• 1998-10-01 Sold (Public Records) $48,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $1,738 · +9.4% YoY. Source: county tax records.